2041 Kalamazoo Ave SE · Grand Rapids, MI 49507

$264,000

2 bd · 1.0 ba · 1,323 sqft · SingleFamily public records · 11 Days on market

Built 1947 5,314 sqft lot $200/sqft · 6% below area Est $429k · 38% under

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.9/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

Key facts

• 5,314 sq ft lot
• Built 1947
• Listed 11 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Colonial style; Single-family residence; Residential property; Facing information not provided
• Construction: Built in 1947; Brick and vinyl siding exterior; Composition roof; Full basement
• Exterior features: Sidewalk

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Four total rooms; Screens and replacement insulated windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (29.1% below list).
• Recommended offer: $187k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#44 in MI, #939 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Grand Rapids Public Schools (urban): math 15% / reading 29% proficiency, ranked #451 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 178 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 27 sale attempts since 37y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,199 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 11.8

CMA / ARV

• ARV (median comp): $428,782
• List price: $264,000
• Delta: -38.43%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.18×
• Total profit: $-60,903
• Equity at exit: $39,363

10-year hold

• IRR: -14.6%
• Equity multiple: 0.10×
• Total profit: $-66,423
• Equity at exit: $22,826

Cash invested: $73,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49507

• Rents YoY: 4.7%
• Active inventory: 178
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$322 /mo · $3,860/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-337

Break-even live

Break-even rent $2,299

Max offer price $204,420

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 Merrifield St SE Grand Rapids, MI	3.0	2.0	1238	$2,300	$1.86	14d	1	0.40mi
950 Merritt St SE Grand Rapids, MI	3.0	1.0	1000	$2,100	$2.10	44d	1	0.47mi
1057 Griggs St SE Grand Rapids, MI	2.0	1.0	1100	$1,550	$1.41	44d	1	0.51mi
1555 Margaret Ave SE Grand Rapids, MI	2.0	1.0	900	$1,500	$1.67	14d	1	0.62mi
2017 Eastern Ave SE Grand Rapids, MI	1.0	1.0	900	$900	$1.00	44d	1	0.74mi
1400 Rossman Ave SE Grand Rapids, MI	3.0	1.0	1400	$2,200	$1.57	44d	1	0.83mi
2551 Eastern Ave SE Unit 1 Grand Rapids, MI	3.0	2.0	1600	$2,100	$1.31	44d	1	0.94mi
2928 Vineland Ave SE Unit 2928 Grand Rapids, MI	2.0	1.0	1000	$1,450	$1.45	23d	1	1.10mi
1353 Pinecrest Ave SE Grand Rapids, MI	3.0	1.5	1866	$3,500	$1.88	14d	1	1.26mi
2551 Burton St SE Grand Rapids, MI	2.0	1.0	1000	$1,645	$1.65	44d	1	1.49mi

Listing history 50 events

1. 2026-05-11
   status Pending 669-char remark

   Show marketing remark (669 chars)

   Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

2. 2026-05-11
   status Pending 669-char remark

   Show marketing remark (669 chars)

   Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

3. 2026-05-11
   status Pending

   Show marketing remark (669 chars)

   Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

4. 2026-04-30
   listed $264,000 Active 669-char remark

   Show marketing remark (669 chars)

   Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

5. 2026-04-30
   listed $264,000 Active

   Show marketing remark (669 chars)

   Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

6. 2026-04-30
   listed $264,000 Active 669-char remark

   Show marketing remark (669 chars)

   Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

7. 2026-04-23
   historical $264,000 669-char remark

   Show marketing remark (669 chars)

   Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

8. 2026-04-23
   historical $264,000

   Show marketing remark (669 chars)

   Move right into this beautiful 3-bedroom, 2-bath home offering a perfect blend of style and functionality, featuring a brand new roof in 2025. Newer flooring and interior and exterior doors create a clean, modern feel throughout, while the flexible layout features two upstairs bedrooms with an updated full bath and a private lower-level bedroom with a second full bath ideal for guests. The open main level includes a large living and dining area plus a versatile bonus room, all leading into a spacious kitchen with updated cabinets and counters. Step outside to a deck overlooking the fully fenced backyard with a storage shed, perfect for relaxing or entertaining.

9. 2024-09-13
   soldstatus $238,000
10. 2024-09-03
    soldstatus $238,000 Sold
11. 2024-09-03
    soldstatus $238,000 Sold
12. 2024-09-03
    soldstatus $238,000 Closed
13. 2024-07-30
    status Pending
14. 2024-07-30
    status Pending
15. 2024-07-30
    status Pending
16. 2024-07-19
    price $239,500
17. 2024-07-19
    price $239,500
18. 2024-07-18
    price $239,500
19. 2024-06-27
    price $248,900
20. 2024-06-26
    price $248,900
21. 2024-06-26
    price $248,900
22. 2024-06-14
    listed $274,900 Active
23. 2024-06-14
    listed $274,900 Active
24. 2024-06-14
    listed $274,900 Active
25. 2015-02-12
    historical
26. 2015-02-08
    historical
27. 2015-02-08
    historical
28. 2015-02-05
    historical
29. 2015-02-04
    historical
30. 2015-01-31
    historical
31. 2015-01-29
    historical
32. 2015-01-28
    historical
33. 2015-01-28
    historical
34. 2009-10-03
    historical
35. 2009-02-23
    soldstatus $20,000
36. 2009-02-23
    soldstatus $20,000
37. 2008-11-04
    listed $24,900
38. 2008-11-04
    listed $24,900
39. 2008-06-08
    listed $29,500
40. 2008-06-08
    listed $29,500
41. 2008-04-30
    historical
42. 2007-11-09
    listed $79,900
43. 2007-11-09
    listed $79,900
44. 2006-11-06
    soldstatus $107,000
45. 2005-04-01
    historical
46. 2004-10-20
    listed $87,900
47. 2004-10-20
    listed $87,900
48. 2002-09-24
    historical
49. 2002-06-24
    listed $117,900
50. 2002-06-24
    listed $117,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $3,860 · $322/mo
• Projected year-2 tax: $3,963 · $330/mo
• Expected delta: +$103/yr (+$9/mo · 2.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,464
• − Mortgage interest: −$14,788
• − Property taxes: −$3,860
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$7,680
• Taxable loss: −$8,779
• Est. tax savings @ 24.0%: +$2,107
• After-tax cash flow: $-1,940/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Grand Rapids Public Schools
• NCES district ID: 2616440
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $40,612
• Composite: 18.62/100
• National rank: #8899
• State rank: #451 of 540 in MI

Livability — Grand Rapids

• Score: 83/100
• State rank: #44
• US rank: #939

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Rapids, MI
• County: Kent County · 533,805 people
• City population: 181,325
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 38,487
• Household income: $61,461
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1625.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 31% Black 31% White 30% Two or more races 21%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 8% Romanian 2% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 71% English-only · Spanish 23% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -301.99%
• Current HPI: 325.3878
• Rent YoY: ▲ 4.74%
• Metro: Grand Rapids-Kentwood, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+490.2% since first listed

69 events — show timeline

• 2026-06-09 Sold (MLS) $265,000 MiRealSource-MiMLS
• 2026-06-09 Sold (MLS) $265,000 SW Michigan MLS
• 2026-06-09 Sold (MLS) $265,000 REALCOMP
• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — SW Michigan MLS
• 2026-04-30 Listed $264,000 REALCOMP
• 2026-04-30 Listed $264,000 SW Michigan MLS
• 2026-04-30 Listed $264,000 MiRealSource-MiMLS
• 2026-04-23 Coming Soon $264,000 MiRealSource-MiMLS
• 2026-04-23 Coming Soon $264,000 SW Michigan MLS
• 2024-09-13 Sold (Public Records) $238,000 Public Records
• 2024-09-03 Sold (MLS) $238,000 SW Michigan MLS
• 2024-09-03 Sold (MLS) $238,000 MiRealSource-MiMLS
• 2024-09-03 Sold (MLS) $238,000 REALCOMP
• 2024-07-30 Pending — REALCOMP
• 2024-07-30 Pending — MiRealSource-MiMLS
• 2024-07-30 Pending — SW Michigan MLS
• 2024-07-19 Price Changed $239,500 MiRealSource-MiMLS
• 2024-07-19 Price Changed $239,500 REALCOMP
• 2024-07-18 Price Changed $239,500 SW Michigan MLS
• 2024-06-27 Price Changed $248,900 MiRealSource-MiMLS
• 2024-06-26 Price Changed $248,900 REALCOMP
• 2024-06-26 Price Changed $248,900 SW Michigan MLS
• 2024-06-14 Listed $274,900 SW Michigan MLS
• 2024-06-14 Listed $274,900 MiRealSource-MiMLS
• 2024-06-14 Listed $274,900 REALCOMP
• 2015-02-12 Listing Removed — SW Michigan MLS
• 2015-02-08 Listing Removed — SW Michigan MLS
• 2015-02-08 Listing Removed — SW Michigan MLS
• 2015-02-05 Listing Removed — SW Michigan MLS
• 2015-02-04 Listing Removed — SW Michigan MLS
• 2015-01-31 Listing Removed — SW Michigan MLS
• 2015-01-29 Listing Removed — SW Michigan MLS
• 2015-01-28 Listing Removed — SW Michigan MLS
• 2015-01-28 Listing Removed — SW Michigan MLS
• 2009-10-03 Listing Removed — REALCOMP
• 2009-02-23 Sold (MLS) $20,000 REALCOMP
• 2009-02-23 Sold (MLS) $20,000 SW Michigan MLS
• 2008-11-04 Listed $24,900 REALCOMP
• 2008-11-04 Listed $24,900 SW Michigan MLS
• 2008-06-08 Listed $29,500 REALCOMP
• 2008-06-08 Listed $29,500 SW Michigan MLS
• 2008-04-30 Listing Removed — REALCOMP
• 2007-11-09 Listed $79,900 REALCOMP
• 2007-11-09 Listed $79,900 SW Michigan MLS
• 2006-11-06 Sold (Public Records) $107,000 Public Records
• 2005-04-01 Listing Removed — REALCOMP
• 2004-10-20 Listed $87,900 REALCOMP
• 2004-10-20 Listed $87,900 SW Michigan MLS
• 2002-09-24 Listing Removed — REALCOMP
• 2002-06-24 Listed $117,900 REALCOMP
• 2002-06-24 Listed $117,900 SW Michigan MLS
• 1996-02-28 Sold (MLS) $42,000 REALCOMP
• 1996-02-28 Sold (MLS) $42,000 SW Michigan MLS
• 1995-09-01 Listed $42,900 REALCOMP
• 1995-09-01 Listed $42,900 SW Michigan MLS
• 1995-06-03 Listing Removed — REALCOMP
• 1995-03-03 Listed $42,900 REALCOMP
• 1995-03-03 Listed $42,900 SW Michigan MLS
• 1993-07-14 Listed $42,900 SW Michigan MLS
• 1992-07-22 Listing Removed — REALCOMP
• 1992-01-22 Listed $42,000 REALCOMP
• 1992-01-22 Listed $42,000 SW Michigan MLS
• 1990-09-01 Listing Removed — REALCOMP
• 1989-07-17 Listed $44,900 REALCOMP
• 1989-07-17 Listed $44,900 REALCOMP
• 1989-07-17 Listed $44,900 SW Michigan MLS
• 1989-07-17 Listed $44,900 SW Michigan MLS

Property tax history

+7.1%/yr

Latest (2025): $3,860 · +64.6% YoY. Source: county tax records.